City South planning about spurring development

:
January 7, 2014

John Dugan, director of the city of San Antonio's Department of Planning & Community Development, hears public comments regarding the annexation of a large portion of land on the South Side during a recent meeting.

Recent Headlines

On Dec. 12, 2013, the Express-News published an article written by Roger Gray, titled “San Antonio should pay for the land it 'took' in City South.”

Mr. Gray contends that the City South Management Authority (CSMA) and San Antonio City leaders were overzealous in their use of zoning regulations to control the development around the Toyota plant that has negatively affected growth in the area (south of Loop 410, between I-37 and I-35).

He also states that the recent annexation program and plan to dissolve CSMA will not foster the desired growth, but continue the imbalance where most all new development is north and west of Loop 1604.

These assertions are inaccurate.

CSMA was created in 2005 by the city council under the guidelines of Senate Bill 1565, giving municipalities, such as the city of San Antonio, the power to both create and dissolve the management authority with the goal of encouraging compatible land use patterns through its municipal zoning authority.

Initially guided by the City South Community Plan (2003) and later updated by the Heritage South Sector Plan in 2010, the plan envisions developing urban centers adjacent to Texas A&M San Antonio and along Loop 410 by using Flex Zoning Districts.

Since its inception, CSMA encouraged development that would create urban centers and capitalize, while preserving, the area's natural and cultural assets as desired by many of its residents. It wasn't designed to discourage development, but enacted to enhance its quality.

This type of zoning and Form Based Codes were innovative and challenged the private sector to try a new tool proven successful in other communities. Despite the newness of the development pattern, master development plans supported by both the city and Bexar County through Public Improvement and Tax Increment Finance Districts were filed. Unfortunately, the economic downturn of 2009 dealt a blow to development in City South and the process became perceived as onerous due to the required approvals of both the CSMA Board and City Council for the areas falling within city limits.

In 2011, Senate Bill 1493 was passed requiring cities with management authorities, CSMA in our case, to conduct a study of its effectiveness. It did not “force” the city to dissolve CSMA as Mr. Gray contends.

It was also in 2011 that City South began experiencing economic spin-offs from Eagle Ford Shale industries, and I-37 (south of Loop 410) began to emerge as an Energy Node. This gave us the opportunity to assess the initial concepts behind CSMA and examine ways to grow San Antonio, accommodate future economic development, and streamline the development process while remaining in step with the vision of the plan.

The Effectiveness Study offered a number of options, including the dissolution of CSMA with the condition that the city annex economically strategic sites and modify the zoning code to encourage greater economic development.

This is where the areas selected for “limited purpose annexation” (which gives the city three years to complete several studies and evaluate them if it wants to proceed with full annexation) come in. The program is designed to incorporate future economic development sites into the city, not stifle future development.

The city has recently formed a task force, comprised of diverse community stakeholders, to evaluate and recommend changes to the land use and zoning plan to encourage economic development while protecting existing legally established uses, such as Toyota manufacturing.

Changes could include modifying regulations to simplify development or rezoning to more conventional districts common to other parts of San Antonio.

Implementation would begin three months after the limited purpose annexation (LPA) is adopted by the city council. Mr. Gray and other City South interests are invited to engage in the upcoming public process and dialogue about future land use and zoning controls.

The annexation program, related plans and zoning processes used in developing land use and zoning recommendations are in accordance with city planning policies (including the recently adopted Annexation Policies and Master Plan Policies).

It's in the best interest of the city, as a whole, to ensure the most appropriate land use designations are in place so incompatible business/manufacturing uses are not adjacent to residential areas.

It's our policy to see a more balanced growth pattern and extensive new development on the south side of San Antonio.